A1-Inspections. Building Inspection Report. (Div of Canada Inc.) Inspection Date: Prepared For: Report Sample

Transcription

1 A1-Inspections (Div of Canada Inc.) Building Inspection Report Inspection Date: Prepared For: Report Sample Prepared By: Jim Mollohan 2981 County Rd. #38 Warsaw, ON K0L 3A0 Tel: Fax: Inspector: Jim Mollohan

2 (Address of Inspection) Page 2 of 25

3 (Address of Inspection) Page 3 of 25 Table Of Contents REPORT OVERVIEW 4 STRUCTURE 6 ROOFING 9 EXTERIOR 12 ELECTRICAL 15 HEATING 18 COOLING / HEAT PUMPS 19 INSULATION / VENTILATION 20 PLUMBING 21 INTERIOR 23 APPLIANCES 24 FIREPLACES / WOOD STOVES 25

4 THE HOUSE IN PERSPECTIVE (Address of Inspection) Page 4 of 25 Report Overview This is an average quality home. As with all homes, ongoing maintenance is required and improvements to the systems of the home will be needed over time. The improvements that are recommended in this report are not considered unusual for a home of this age and location. Please remember that there is no such thing as a perfect home. This is a quality built home and has great potential and will be a good investment for a home. CONVENTIONS USED IN THIS REPORT For your convenience, the following conventions have been used in this report. Major Concern: a system or component which is considered significantly deficient or is unsafe. Significant deficiencies need to be corrected and, except for some safety items, are likely to involve significant expense. Safety Issue: denotes a condition that is unsafe and in need of prompt attention. Repair: denotes a system or component which is missing or which needs corrective action to assure proper and reliable function. Improve: denotes improvements which are recommended but not required. Monitor: denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are necessary. Deferred Cost: denotes items that have reached or are reaching their normal life expectancy or show indications that they may require repair or replacement anytime during the next five (5) years. Please note that those observations listed under Discretionary Improvements are not essential repairs, but represent logical long term improvements. For the purpose of this report, it is assumed that the house faces south. IMPROVEMENT RECOMMENDATION HIGHLIGHTS / SUMMARY The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term. Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this report for further details on these and other recommendations. MAJOR CONCERNS Exterior Walls Repair: Damaged brickwork on the garage should be repaired to preserve the wall, this may include foundation work. Repair: The walkway appears to slope towards the house. This condition has caused water entry in the building. It is difficult to improve this situation without re-grading the walkway adjacent to the foundation. SAFETY ISSUES Repair, Safety Issue: The deck steps area trip hazard. This is a safety concern that should be addressed promptly. GFCI: All areas within 6 of water supply in Kitchen and bath areas as well as exterior outlets need GFCI s installed. REPAIR ITEMS Repair: Kitchen entry door requires weather striping. Repair: The window in the office opened, but did not work well. If use is expected, it should be serviced. IMPROVEMENT ITEMS Exterior Repair: The siding is aging noticeably and should, eventually, be replaced. In the interim, painting may be necessary. Siding replacement is a significant expense.

5 (Address of Inspection) Page 5 of 25 Repair: The window frames require painting and caulking at the front of the house to extend their life. ITEMS TO MONITOR North Chimney: The chimney is separating from the brick wall and needs to be monitored for further movement. Roof Structure: DEFERRED COST ITEMS THE SCOPE OF THE INSPECTION All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the Limitations of Inspection sections within this report. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. This inspection is visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection. Wet weather conditions have been experienced in the days leading up to the inspection.

6 DESCRIPTION OF STRUCTURE (Address of Inspection) Page 6 of 25 Structure Foundation: Floor Structure: Wall Structure: Ceiling Structure: Roof Structure: Concrete Block Wood Joist Wood Frame, Brick Veneer Joist Rafters STRUCTURE OBSERVATIONS General Comments No major defects were observed in the accessible structural components of the house. Positive Attributes The construction of the home is good quality. The materials and workmanship, where visible, are good. RECOMMENDATIONS / OBSERVATIONS Foundation Major Concern: Substantial foundation settlement cracking was observed at the garage. Structural movement of the building has occurred under the entry door on the north side of the garage. Landscaping has created this damage and will be discussed later in the report. The Frame of the door is not damaged, so repair soon would stop further damage.

7 (Address of Inspection) Page 7 of 25 Major Concern: Substantial foundation settlement cracking was observed at the East Side of the garage. Structural movement of the building has occurred. Since repairs are needed to protect the building from more serious damage, a structural engineer who is familiar with foundation repair or a company specializing in foundation repairs should be consulted to evaluate the condition and to suggest corrective measures. The rate of movement cannot be predicted during a one-time inspection. Exterior Walls Major Concern, Repair: Pronounced exterior wall cracks were observed at the garage. This implies that structural movement of the building has occurred. There is no damage or movement present on the interior structure of the garage, but this could be a problem if the exterior is not repaired to prevent further damage and settlement. Major Concern, Repair: Separation of the caulking along the vertical frame of the window shows settlement in this wall as well. This needs to be repaired to prevent further damage.

8 (Address of Inspection) Page 8 of 25 While the rate of movement cannot be predicted during a one-time inspection it is likely that repairs are needed. A structural engineer or a repair specialist who is familiar with residential building failures should be consulted to further evaluate this condition and the remedies available. LIMITATIONS OF STRUCTURE INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Structural components concealed behind finished surfaces could not be inspected. Only a representative sampling of visible structural components were inspected. Furniture and/or storage restricted access to some structural components. Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection. The roof space/attic was viewed from the access hatch only. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

9 DESCRIPTION OF ROOFING (Address of Inspection) Page 9 of 25 Roofing Roof Covering: Roof Flashings: Chimneys: Roof Drainage System: Roof Drainage System: Method of Inspection: Asphalt Shingle Metal Masonry Aluminum Downspouts discharge above grade Walked on roof ROOFING OBSERVATIONS Positive Attributes The roof coverings are in generally good condition. Positive Attributes Roof flashing details appear to be in good order. RECOMMENDATIONS / OBSERVATIONS Chimneys Repair: The cap of the masonry chimney on the west end of the house should be re-pointed and this would keep the water from entering the cap and masonry of the chimney doing damage in the winter when the water freezes. The brick of the chimney is in good condition and should stay this way provided these cracks in the cap are sealed.

10 (Address of Inspection) Page 10 of 25 Chimneys Major Concern, Repair, Safety Issue: The masonry chimney on the north side (back side) of the house shows evidence of substantial deterioration of the flue & cap. Rebuilding is needed to assure a safe and functional flue as well as safety to keep the cap from falling to the ground. The Flue that should be extended above the cap but has crumbled and fallen into the bottom of the chimney. This chimney is no longer in use and could be capped off instead of repairing. If this is done, there should be a permanent sign on the inside at the cleanout that the chimney is capped and not usable. Chimneys

11 (Address of Inspection) Page 11 of 25 Monitor, Safety Issue: The masonry chimney on the north side has separated from the house. This condition should be carefully monitored. If it worsens, the chimney should be rebuilt, a step involving significant cost. As this chimney is no longer in use then it could be taken down if necessary. It does not appear to be moving. LIMITATIONS OF ROOFING INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Not all of the underside of the roof sheathing is inspected for evidence of leaks. Evidence of prior leaks may be disguised by interior finishes. Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and other factors. Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair. Roof inspection may be limited by access, condition, weather, or other safety concerns. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

12 DESCRIPTION OF EXTERIOR (Address of Inspection) Page 12 of 25 Exterior Wall Covering: Eaves, Soffits, And Fascias: Exterior Doors: Window/Door Frames and Trim: Entry Driveways: Entry Walkways And Patios: Porches, Decks, Steps, Railings: Overhead Garage Door(s): Surface Drainage: Fencing: Brick veneer, with Aluminum horizontal siding Aluminum Metal front door, Solid Wood Panel with window at rear entry on deck & metal door on garage man door. Wood at the front of the house, New vinyl Kitchen and dining room, wood slider in master bedroom Asphalt Pavers at front, Concrete walkway at rear entry Wood Steel Automatic Opener Installed Graded Away From House Chain Link around back yard, Wood privacy along North side of deck. EXTERIOR OBSERVATIONS Positive Attributes The lot drainage was good, conducting surface water away from the building. The wood window frames are in generally good condition but the windows are painted shut on the front of the house. The aluminum soffits and fascia are a lowmaintenance feature of the exterior of the home. The auto reverse mechanism on the overhead garage door responded properly to testing. This safety feature should be tested regularly as a door that doesn t reverse can injure someone or fall from the ceiling. Refer to the owner s manual or contact the manufacturer for more information. The garage completely finished. General Comments The exterior of the home is generally in good condition. The exterior of the home shows normal wear and tear for a home of this age. RECOMMENDATIONS / OBSERVATIONS Exterior Walls Repair: Damaged brickwork in the garage should be repaired to preserve the wall. Repair: The aluminum siding is aging noticeably and may eventually, be replaced. In the interim, repairs may be necessary by painting to preserve the siding. Repair: The window frames require painting and caulking at the front of the house until replacement is required.

13 (Address of Inspection) Page 13 of 25 Walkway Repair, Safety Issue: The walkway presents a trip hazard. This condition should be altered for improved safety Possible Major Concern, REPAIR: The walkway appears to slope towards the house. This condition has caused water entry in the building. It is difficult to improve this situation without re-grading the walkway adjacent to the foundation. The damage created under the Garage door has been caused by this slope. The damage will continue to get worse until this is repaired. Discretionary Improvements Installing replacement windows in place of the original windows would be a logical long term goal. This has only been done in the dining and kitchen area. This is a major expense. Parging of the foundation walls above grade level would improve the weather tightness and appearance of the house. LIMITATIONS OF EXTERIOR INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: A representative sample of exterior components was inspected rather than every occurrence of components.

14 (Address of Inspection) Page 14 of 25 The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards. Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, seawalls, breakwalls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed-upon and documented in this report. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

15 DESCRIPTION OF ELECTRICAL (Address of Inspection) Page 15 of 25 Electrical Size of Electrical Service: 120/240 Volt Main Service - Service Size:??? 120/240 Volt Second Service - Service Size:??? Service has a splitter and sends half power to the Garage sub panel. Service Drop: Underground Service Entrance Conductors: Copper Service Equipment & Main Disconnects: Fuses Service Grounding: Copper Ground Connection Not Visible Service Panel & Overcurrent Protection: Fuses Sub-Panel(s): Breakers Located: in Garage Distribution Wiring: Copper Wiring Method: Non-Metallic Cable "Romex" Switches & Receptacles: Grounded Ground Fault Circuit Interrupters: One in basement bath (Not Working) Smoke Detectors: None Found ELECTRICAL OBSERVATIONS Positive Attributes The electrical panel is well arranged and all fuses/breakers are properly sized. Generally speaking, the electrical system is in good order. All outlets and light fixtures that were tested operated satisfactorily. All 3-prong outlets that were tested were appropriately grounded. General Comments Inspection of the electrical system revealed the need for several minor repairs. Although these are not especially costly to repair, they should be high priority for safety reasons. Unsafe electrical conditions represent a shock hazard. A licensed electrician should be consulted to undertake the repairs recommended below. RECOMMENDATIONS / OBSERVATIONS Important Safety Notice: All electrical repairs listed in this report should be considered as important safety items as they present risk of fire or shock. These items should receive high priority for action. Main Panel Repair: Circuits within the main distribution panel that are doubled up (referred to as double taps ) should be separated. Each circuit should be served by a separate fuse or breaker. Double tap Auxiliary Panel(s)

16 (Address of Inspection) Page 16 of 25 Repair: Circuits within the auxiliary panel that are doubled up (referred to as double taps ) should be separated. Each circuit should be served by a separate fuse or breaker. Distribution Wiring Repair - Safety Hazard: The Garage Door opener needs an outlet installed in the ceiling. An extension cord is being used and is a safety hazard. Repair: Abandoned wiring should be replaced or appropriately terminated. Wires were hanging at the main panel, not powered. I believe the 3 wire should service the stove plug in the basement, but there is not a free 30 amp fuse to hook it up. Discuss with an electrician. There may be room in the garage sub panel. Outlets Repair: The ground fault circuit interrupter (GFCI) outlet is inoperative in the downstairs bathroom. This circuit should be repaired. Repair: The installation of a ground fault circuit interrupter (GFCI) is recommended. A GFCI offers increased protection from shock or electrocution. None of the Kitchen or bath areas had GFCI s installed and this should be done for safety reasons. Lights Repair: Light panels (2) in Garage did not work with switches. Repair: Light fixtures should not be supported by wiring. This also leaves the wires exposed to potential shock and is considered a safety risk, Repair required.

17 (Address of Inspection) Page 17 of 25 Located under front stairs storage area. Safety Requirement The installation of ground fault circuit interrupter (GFCI) devices is advisable on exterior, garage, bathroom and some kitchen outlets. Any whirlpool or swimming pool equipment should also be fitted with GFCI s as they offer protection from shock or electrocution. LIMITATIONS OF ELECTRICAL INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Electrical components concealed behind finished surfaces are not inspected. Only a representative sampling of outlets and light fixtures were tested. Furniture and/or storage restricted access to some electrical components which may not be inspected. The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

18 DESCRIPTION OF HEATING (Address of Inspection) Page 18 of 25 Heating Energy Source: Heating System Type: Vents, Flues, Chimneys: Heat Distribution Methods: Other Components: Gas Forced Air Furnace Plastic Ductwork Humidifier (installed in ductwork) HEATING OBSERVATIONS Positive Attributes The heating system is in generally good condition & works with adjustment of thermostat. RECOMMENDATIONS / OBSERVATIONS The filter should be replaced as it was full of lint. LIMITATIONS OF HEATING INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: The adequacy of heat supply or distribution balance is not inspected. The interior of flues or chimneys which are not readily accessible are not inspected. The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected. Solar space heating equipment/systems are not inspected. The heating system was shut off and could not be operated at the time of the inspection. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

19 DESCRIPTION OF COOLING / HEAT PUMPS (Address of Inspection) Page 19 of 25 Cooling / Heat Pumps Energy Source: Central System Type: Electricity Air Cooled Central Air Conditioning COOLING / HEAT PUMPS OBSERVATIONS RECOMMENDATIONS / OBSERVATIONS Air Condition was not working at the time of inspection. It would be advisable to have a qualified inspection done of heating and cooling system by a licensed service technician prior to use. Units were in good condition and are less than 10 years old. LIMITATIONS OF COOLING / HEAT PUMPS INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Window mounted air conditioning units are not inspected. The cooling supply adequacy or distribution balance are not inspected. The cooling system was shut off and could not be operated at the time of the inspection. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

20 DESCRIPTION OF INSULATION / VENTILATION (Address of Inspection) Page 20 of 25 Insulation / Ventilation Attic Insulation: Exterior Wall Insulation: Basement Wall Insulation: Vapor Retarders: Roof Ventilation: Exhaust Fan/vent Locations: Blown in approximate 10 deep Not Visible Not Visible Unknown Roof Vents Kitchen Garage INSULATION / VENTILATION OBSERVATIONS RECOMMENDATIONS / ENERGY SAVING SUGGESTIONS Vented soffit and roof venting allows for adequate ventilation in attic. LIMITATIONS OF INSULATION / VENTILATION INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed. Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection. An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this or a separate report. Any estimates of insulation R values or depths are rough average values. The attic was viewed from the access hatch only. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

21 DESCRIPTION OF PLUMBING (Address of Inspection) Page 21 of 25 Plumbing Water Supply Source: Interior Supply Piping: Waste System: Drain, Waste, & Vent Piping: Water Heater: Fuel Shut-Off Valves: Public Water Supply Copper Public Sewer System Plastic Gas Natural Gas Main Valve At rear of house behind hot tub PLUMBING OBSERVATIONS RECOMMENDATIONS / OBSERVATIONS Gas Piping Repair: The gas piping should have at least 6 inches of clearance from grade. Supply Plumbing Repair: The supply pipe lacks adequate support. Fixtures Repair: The hose bib for the outside tap at the back was not working. The hose bib for the front of the house was not working as the pipe was split from freezing in the winter (2 splits or more inside the garage, picture below) SAFETY CONCERN: As you can see, the plumbing has ruptured in the picture and it is also over the electrical outlet. If the water is turned on and the plumbing not repaired it could cause electrical shock to someone coming into contact with the plumbing. The pipe should be relocated to a safe distance from the outlets when repaired. LIMITATIONS OF PLUMBING INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected. Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separate report.

22 (Address of Inspection) Page 22 of 25 Clothes washing machine connections are not inspected. Interiors of flues or chimneys which are not readily accessible are not inspected. Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are not inspected unless explicitly contracted-for and discussed in this or a separate report. An inspection of the hot tub is outside the scope of this inspection. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

23 DESCRIPTION OF INTERIOR (Address of Inspection) Page 23 of 25 Interior Wall And Ceiling Materials: Floor Surfaces: Window Type(s) & Glazing: Doors: Drywall Paneling Carpet Vinyl/Resilient Hard Wood Sliders Awning Fixed Pane Double Glazed Single Pane Single Pane with Storm Window Wood-Hollow Core INTERIOR OBSERVATIONS General Condition of Interior Finishes On the whole, the interior finishes of the home are in above average condition. Typical minor flaws were observed in some areas only needing paint and scratch repairs. General Condition of Windows and Doors The majority of the doors and windows are modest quality. While there is no rush to substantially improve these doors and windows, replacement units would be a logical long term improvement. North side of home has new (within 5 years) vinyl windows installed on main floor level. Balance of windows are wood sash (not usually opened as there is Air Condition in the home. General Condition of Floors & Walls The floors of the home are relatively level and walls are relatively plumb. No visible concerns to construction. RECOMMENDATIONS / OBSERVATIONS Windows Repair: The windows are in mild disrepair. This is a common condition that does not necessitate immediate major repair. Trimming and adjustment, hardware improvements and glazing repairs would be logical long term improvements. In practice, improvements are usually made on an as needed basis only. The most important factor is that the window exteriors are well-maintained to avoid rot or water infiltration. Monitor: The windows are painted shut at the front of the house. Improvement can be undertaken as desired. Kitchen Cabinets Monitor: The kitchen cabinets are old. All work and are in good condition. Only one drawer was sticking and not gliding on slides, but this could be repaired with little cost. Improvement may ultimately be desirable. LIMITATIONS OF INTERIOR INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects. Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper, and other finish treatments are not inspected. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

24 DESCRIPTION OF APPLIANCES (Address of Inspection) Page 24 of 25 Appliances Appliances Tested: Other Components Tested: Electric Range Refrigerator Stove Exhaust Vent/Fan APPLIANCES OBSERVATIONS RECOMMENDATIONS / OBSERVATIONS APPLIANCES WORKED AT TIME OF INSPECTION LIMITATIONS OF APPLIANCES INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions Thermostats, timers and other specialized features and controls are not tested. The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

25 DESCRIPTION OF FIREPLACES / WOOD STOVES (Address of Inspection) Page 25 of 25 Fireplaces / Wood Stoves Fireplaces: Vents, Flues, Chimneys: Gas Not Visible FIREPLACES / WOOD STOVES OBSERVATIONS RECOMMENDATIONS / OBSERVATIONS Inspection of the fireplace insert should be done before winter. Contact a licensed Gas fireplace installer. LIMITATIONS OF FIREPLACES / WOOD STOVES INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions The interiors of flues or chimneys are not inspected. Firescreens, fireplace doors, appliance gaskets and seals, automatic fuel feed devices, mantles and fireplace surrounds, combustion make-up air devices, and heat distribution assists (gravity or fan-assisted) are not inspected. The inspection does not involve igniting or extinguishing fires nor the determination of draft. Fireplace inserts, stoves, or firebox contents are not moved. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.